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Menangle Park vs Penrith vs Grafton — which is best for rental demand?

Same eight metrics, scored against the same benchmark, ranked against a $900kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Menangle Park

    NSW · 2563
    51Average
    Median
    $680k
    5y growth
    5.0%/yr
    YieldStable entry point

  2. Penrith

    NSW · 2750
    51Average
    Median
    $895k
    5y growth
    7.8%/yr
    GrowthStable but fully priced

  3. Grafton

    NSW · 2460
    41Below trend
    Median
    $530k
    5y growth
    5.0%/yr
    BalancedWatch supply easing

Metric breakdown

Each row scores 0–100 against a fixed benchmark. The leader on each row is highlighted.

Metric · weight
Menangle Park
Penrith
Grafton
Capital growth (5y)
weight 22%
505.0%/yr
787.8%/yr
505.0%/yr
Rental yield
weight 13%
763.8%
442.2%
592.9%
Rental demand
weight 10%
681.3%
681.3%
352.6%
Population growth
weight 12%
656.5%
656.5%
656.5%
Income growth
weight 12%
6416.0%
6416.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
2424% under cap
11% under cap
4141% under cap
Supply tightening
weight 8%
75-5.0% YoY
75-5.0% YoY
20+6.0% YoY

Winner per dimension

Where each suburb leads the field, with the count of dimensions won.

  1. Menangle Park

    1/8
    • Rental yield

  2. Penrith

    1/8
    • Capital growth (5y)

  3. Grafton

    1/8
    • Affordability

Why Menangle Park

Stable entry point

3.8% gross yield, listings tightening 5.0% YoY.

Drivers
  • Rental yield3.8%
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • No major construction project in this state

Construction ·Sydney Metro — Western Sydney Airport24.8 kmConstruction · 2026

Why Penrith

Stable but fully priced

7.8%/yr capital growth, listings tightening 5.0% YoY.

Drivers
  • Capital growth7.8%/yr
  • Supply tightening-5.0% YoY
  • Tight rentals1.3%
  • Population growth+6.5% (5y)
Risks
  • At top of budget (99% of cap)
  • Thin gross yield (2.2%)

Construction ·M12 Motorway14.7 kmConstruction · 2026

Why Grafton

Watch supply easing

population +6.5% (5y), 2.9% gross yield.

Drivers
  • Population growth+6.5% (5y)
Risks
  • Listings up 6.0% YoY — supply easing
  • No major construction project in this state

Construction ·Parramatta Light Rail Stage 2494.3 kmApproved · 2031